Why should I buy a Property in Austria?
Austria was voted 6th safest country in the world. ( 26/05/11) It was in forth place, but after increasing it's Police force, the feelings of the United Nations was that it showed concern from residents and therefore dropped it a few places!!...The country's Interior Minister argued that more Police made people feel safer...not more concerned. We agree!!.
Austria is not just a ski destination
Yes, we know it is famous for its Alps and cosy Austrian Wooden chalets! But, leaving aside ski-ing for a moment, have you ever stopped to consider what is underneath all that white stuff that people skim over at great speed?
Well when the snow melts, out come the meadow flowers and the mountain slopes are turned into a glorious canvas of yellow and green stretching for as far as the eye can see. The Spring days are warm and the streams gush crystal clear water as the mountain snows rapidly melt.
Then there is summer in the mountains. No, not cold as you would think; temperatures regularly reach the high 30's centigrade 90's fahrenheit, so, swimming in the lakes and sunbathing are just as normal as on the Spanish Costas! The cable cars are filled with walkers and groups wanting to experience the heady atmosphere of high altitude and the views that are afforded across the alpine mountain ranges.
Following behind these hot summers come the golden autumns, when the leaves on the trees turn to shades of gold and burnished copper creating picture postcard scenes. And of course, we have Winter, when the snow starts to fall and the land goes to sleep.
So then what is there to look forward to? A white Christmas of course! The fantastic Christ Kindel Markets in all large towns and cities. No plastic decorations here! There is very little commercialism to be found and Christmas is spent enjoying the event and not the gaudily wrapped presents!
OK, now comes the superb ski-season with some of the best mountain pistes in the world with excellent skil areas to suit all standards. From the beautiful Voralberg in the west to the vast Winter Sports world of Ski Amade in the central Alps.
Added to all this you have the Culture and music festivals all year. Composers such as Mozart and Strauss are the best known but there are many more. So, what are you waiting for? Look inside and find out what is on offer in Austria.
Austria is an all year round location. You have the Warm Spring weather, Hot Summers, Golden Autumns and of course the magical winter wonderland of white at Christmas.
It is not expensive, nor just a ski destination as you may have been led to believe. As it gets very hot in the summer and you can swim in the lakes. Diesel is usually about 99p a litre, but like the rest of Europe is dependent on what happens in the middle east!
In the supermarket, bottles of good quality wine cost from £2 to £3. Beer is about 70 cents(50p)for a half litre bottle. Food is a little cheaper, but of course there will always be imported items that are more expensive.
It is certainly not an expensive investment, as a studio apartment can start from as little as £40,000 or less. It is a clean, safe country in which to live or have an investment home. There is little crime in the countryside areas. The hotels, restaurants and tourist attractions are invariably spotless. The lakes and rivers are maintained at "drinking water" quality and there is no litter anywhere. Strict recycling laws are in place to keep the environment safe.
Public transport is excellent; the buses are regular and clean, non smoking and air conditioned. Transport is properly 'connected' - the buses run in conjunction with the railway stations and airports etc. Austria is rich in music and culture. Mozart & Strauss were both born here, but you will find that Austrians manage to happily mix modern pop and rock music alongside these famous composers. There is skiing on the doorstep as there are 100's or should that be 1,000's of winter sport resorts!
Once you have found the property of your dreams, be it a small studio apartment or a 6 bed ski chalet on a mountain top, the next step is to make a written offer. This can be difficult in another language and culture, so it is a good idea to take some advice from ourselves or a local Austrian property agent . Many like Amazing Austria speak good English and they are very experienced. They are in a position to know what the seller might be willing to accept. You need to also discuss anything else such as furniture or fittings that might be included in the sale. It is quite common for the furniture to be included when buying a holiday apartment. This value of furniture would be kept separate for stamp duty purposes. Always make sure you check this at the contract stage.
Next when you are ready to make an offer. This is put in writing and sent to the seller. Ourselves or the agent will set up this offer document for you. On it will be itemised all the costs involved in buying the property. Such as legal fees, land registry costs, agents fees, stamp duty etc This usually amounts to up to approx 10% of the purchase price and is an additional cost to the property price. It is wise to keep this in mind when viewing properties. So, if you are buying a property for 100,000 euros you need to allow at least an extra 10,000 euros to cover all the costs involved.
The agent sends the offer document to the seller. If the seller accepts your offer they would countersign it. The seller is given a fixed period to accept or decline your offer price. Once the document is countersigned, bar all the legal documentation,you can take it that the property is yours! But do make sure you have your finance in place before you make a legal offer in writing.
Do I need a Valuation?
Properties here are built to the highest standards and valuations are not usual, because no-one in Austria is allowed to build a house except a master builder. There are no cowboy builders, so you can generally assume that the property is in good structural order and rely on the advice of the agent. You can request a survey known as a Gutachten, if you wish. It is carried out by a qualified person and is a legally binding document in Austria. The banks and mortgage providers have a 'Property Price Book' that they work from. This gives them a pretty good idea it the property is worth the price you are paying.
Can I get a Mortgage for Austrian property?
Austrian banks are keen to lend but do not expect the 95% mortgages of the UK. A 40% deposit is usually required, especially when lending to foreign residents. This is understandable. The interest rates are around 2.95% as at May 2011 and a 20 year term is typical. But you can get up to 30 year term, as you would in the UK. At the moment one of the local banks has a promotion, offering mortgages at 2.5% You generally need to have 30% as a deposit.
It is usual for the Austrian Banks to send one of their managers or mortgage advisors, to do a valuation, free of charge. From this valuation they will offer 60-70%% of the value. If you manage to negotiate a lower price, with the seller, the bank will still give according to their valuation.There is a set up fee for a mortgage and this tends to be around 2% of the loan. Unlike UK banks the cost is not hidden in the interest rate, but set out on your mortgage offer. Some Banks are also able to offer the first year with no monthly payments and you just pay the interest due on the loan amount each quarter.
We have an Experienced Austrian Mortgage & Financial Advisor on our team, who can advise you about Mortgages and buying property in Austria. He will be able to give you a few offers to choose from, which keeps the choice in your hands and you are getting sold a mortgage that is unsuitable. Our service is FREE and you are under no obligations. We are here to help make your purchase in Austria as simple as possible.
Please email us if you would like to know more.
Property transfer tax of 3.5%
Notary fees are from 2% depending on the size of the property and complexity of the work involved. But a guide for a minimum cost would be around 1600 euro + vat.
Property registration around 1%
Stamp duty 0.5-1%
Land registry fees of approximately £300 to £450
| Kaufabwicklung: | |
| 1. | Grunderwerbsteuer 3,5 % |
| 2. | Grundbucheintragungsgebühr 1 % |
| 3. | Kosten der Vertragserrichtung und grundbücherlichen Durchführung nach Tarif des jeweiligen Urkundenerrichters sowie Barauslagen für Beglaubigungen und Stempelgebühren |
| 4. | Eventuell Verfahrenskosten und Verwaltungsabgaben für Grunderwerbsverfahren |
| 5. | Vermittlungsprovision bis EUR 36.336,42 je 4 % von EUR 36.336,43 bis EUR 48.448,49 je EUR 1.453,46 ab EUR 48.448,49 je 3 % Von beiden Auftraggebern (Verkäufer und Käufer) jeweils zzgl. 20 % USt. |
| 6. | Finanzierungskosten Vergebührung des Darlehensvertrages 0,8 % Grundbucheintragungsgebühr 1,2 % Allgemeine Rangordnung für die Verpfändung 0,6 % Kosten der Errichtung der Schuldurkunde Barauslagen für Beglaubigung und Stempelgebühr laut Tarif |
Benefit-cost analysis
Everyone dreams of owning their own holiday home, whether it be a chalet or an apartment, regardless if it’s in Austria, Italy, Spain or Bavaria. So we have put together some background information to show you how affordable such a holiday home actually is, and to help you make your dream a reality.
What are the benefits of being the owner of your own holiday home?
- The holiday home as a provision for one’s old age
The rental income provides you with an additional pension which will help you to enjoy your retirement to the full. - Use your holiday home to claim tax relief
While you are working, you pay less tax and you can accumulate assets quicker and more effectively. - Purchasing a holiday home is a safe investment
Property is a crisis-proof investment and not dependent on fluctuations in inflation or speculation like stocks and shares are. - Investing in a holiday home promises excellent capital appreciation and an excellent return on your investment
Holiday homes that are situated in a prime location have appreciation value potential which other kinds of property or life insurance cannot offer you.
What do we do for you. We become your personal Estate agent and advise you to the best of our knowledge. WE are not directly working for seller, this is the job of our Austrian colleagues. Our remit is to look after your interests to the best of our ability. We have gained much knowledge of the Austria property market over the past 10 years and we use this knowledge to guide you to the best property for you. We negotiate on your behalf to ensure the best purchase price.
What about Estate Agents Fees?
These are controlled by law. It will typically cost you up to 3% plus vat. Sometimes you can negotiate if the property is a very high value property.
What costs are there after buying an apartment in Austria?
There are Service charges/maintenance fees for an apartment:
These may vary according to the size of the property you purchase. However these fees are included in the running costs (overheads) of the apartment and can include heating, water, rubbish collection, caretakers fees, general water, any exterior repairs or decoration that may be necessary, the building´s insurance and the garden maintenance. It is a monthly payment.
What about furnishing my property?
There are a few large department style stores in Salzburg, Linz, Wien, Graz etc and also stores, such as IKEA, that sell everything you could possibly need to furnish a home. And the prices are in some cases cheaper than in UK. I was at the Large 'Kika' store near Salzburg a few days ago and some of their offers were incredible. A double bed for 99 Euro!!! Granted it did not include the mattress but then you can buy a mattress for 99 Euro. Check out our Owners tips & Advice page to cover this specific subject of shopping.
Letting Your Property in Austria
If you are considering buying to let, there are lots of superb holiday apartments at very reasonable prices on good developments. These have the benefit of no freezing-up problems in winter as common central heating is provided in most apartment buildings inclusive with your monthly building management cost. The rental market can be very good because of the all year attraction. But be aware that the local Gemeinde (Town Council) will want their tourist tax to cover the cost of additional resources needed in the holiday season. This is currently (2011) 1.15 euros per person ,over 15 yrs, per night. About 8 euros for a week long stay. Remember your holiday property must have a second home designation. If it is a main residence, you are not allowed to rent for holidays only for long term rentals, ie: up to 3 years.
There is also the option of buying investment apartments that are already rented long term. This has the advantage of a guaranteed income over the year and is a great way to invest money when interest rates in the UK are Low. We at Amazing Austria are here to help you as much as possible to find a property in Austria, suited to your criteria and budget and also with renting the property if you do not want to do this yourself.We can advise on which properties are suitable for rental and which are designated as Main residence(this means you can only rent long term)
Questions about the purchase of property.
In Austria, purchasing of real estate is subject to the property transaction laws of the respective federal provinces.
this means that different provisions apply in each province for the purchase of real estate. Many provinces require an approval or evaluation process for real estate purchases only in special "reserved communities," while other provinces stipulate a managed official process for every acquisition of title.
The buyer’s EU country of origin does not matter here: EU citizens can therefore purchase real estate under the same conditions as Austrian citizens.
However: In most provinces, anyone intending to register only a second residence in a community is restricted only to the areas permitted for this. The regional zoning plans regulate what may be used as a vacation residence and what may not. In general: The regulations on second residences are stricter in the western parts of Austria than in the eastern parts. For buyer from overseas countries, it is still possible for a non EU citizen to buy and invest in Austria. What happens is that when a property is under offer from an overseas buyer...it must be advertised in the local paper for 28 days. During this time, if a citizen of the Eu wants to buy it, then they can as long as they can pay the offer price or the requested price. If you have a specific question please email us and our legal Notar will answer it.
What if I need any documents translated.
this Most Notaries are able to provide contracts i both languages, but if there are documents you need translated, then we can help. We have a registered Translator on our team of experts.
Mag. Josef Jäger
Sworn and certified interpreter/translator
A-4820 Bad Ischl
E-mail: jaeger.translations@aon.at
Certified translations of Notarial deeds, contracts (e.g. when purchasing real property, establishing a company, etc.), certified translation of personal documents. Interpreters services at courts of law, Notaries offices, law firms, etc.
Although Austria is a safe place to invest, you should find out exactly what is involved for any particular purchase before entering into any contracts. Our associates in Austria will help you as much as possible if you have questions about an Austrian property, or if they do not have all the answers they will find out for you. So all there is left to say is Happy House hunting!
We do our best to keep all information updated, but this article is intended for general information purposes only as laws and regulations can change. These guidelines are meant for guidance only and describe straightforward purchasing. This information is not meant to replace proper legal advice, which we always advise that you take.
You will find at the bottom of the page a link to get information on Exchange rates and transferring funds overseas for property purchase. You can open a currency trading account...it is FREE! It is just like having a second bank account. Also you can forward buy your currency at the rate of the day and as long as you pay for the currency within 5 days they will hold the rate for you.
What about currency exchange and transferring money to Austria?
If you are buying a property abroad, emigrating, or transferring money overseas you will have to make your payment in the currency of that country.
Given the sums of money involved in such a transaction and the associated additional costs, you will no doubt want to save money wherever possible. If transferring sums over a period of time you will also want to ensure that the cost of the funds does not increase due to an adverse exchange rate movement.
The majority of people still approach their high street bank for their foreign currency requirements. However, a foreign exchange specialist, such as our colleagues at Moneycorp, are more likely to secure you a better deal on your currency requirements..
Click below for information about buying foreign currency or to open a free account.